760 Bedok Reservoir Road, Singapore 479245; 762 Bedok Reservoir Road, Singapore 479246; 764 Bedok Reservoir Road, Singapore 479247; 766 Bedok Reservoir Road, Singapore 479248; 768 Bedok Reservoir Road, Singapore 479249
Waterfront Waves was the first of the Bedok Reservoir Road cluster, completed 2011 with 405 units in 4 blocks of 15 storeys. It started the row, and trades today at a median $1,626 psf, inside a tight band with every project that followed it along the water.
Bedok Reservoir MRT (DT30) sits within 500m of the estate on the Downtown Line, the closest rail option, with no second station inside the wider 1km ring.
Four primary schools sit within the 1km priority band: Damai Primary, Fengshan Primary, Red Swastika School and Yu Neng Primary. Under MOE’s P1 framework, home-school distance decides ballot priority in the later phases; our P1 registration guide walks through how.
The 405 units run across 2, 3 and 4-bedroom formats, with 47 two-bedders, 230 three-bedders and 117 four-bedders on record. There is no 1-bedroom stock, which keeps the estate family-sized rather than investor-compact.
On tenure: the 99-year lease runs from 2007, three years before the towers completed, which leaves roughly 80 years as of 2026. That construction lag matters when comparing Waves against estates that broke ground later, and it is what the price sections below put to work.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS |
|---|---|---|---|---|
| 2 Bedroom | 48 | 969 - 1,001 | 11.85% | |
| 3 Bedroom | 237 | 1,249 - 1,421 | 58.52% | |
| 4 Bedroom | 120 | 1,475 - 2,992 | 29.63% | |
| Overall | 405 | 969 - 2,992 | 100.00% |
Bedok Reservoir Road grew as a single Frasers Property row, and Waterfront Waves was the opening project. The row holds 5 estates from the 2011 to 2015 window, none pricing far apart from the others. The 4 sections below put numbers on where Waves sits.
Most Waterfront Waves resale transactions fall between $1,550 and $1,774 psf, with a median of $1,626 psf. That covers 19 transactions recorded with URA across 2025 and 2026, what units actually sold for.
The reservoir row does not price strictly by age. Waterfront Key (TOP 2012) traded at a median $1,727 psf over the same 2 years, Waterfront Gold (2014) at $1,657 psf, Waterfront Isle (2015) at $1,610 psf, and Archipelago (2015) at $1,595 psf. Waves sits mid-pack, within 6% of every one of them, older units and all. The estates finished before this row, The Clearwater (2001) and Baywater (2006), trade far lower at $1,386 and $1,374 psf, and Aquarius by the Park (2000) sits at $1,332 psf. That gap is where the real age discount lives, not inside this modern cluster.
Recent prints, as of 2026: a 968.8 sqft unit at $1.55M in March, a 1,324 sqft unit at $2.2M in June, and a 1,571.5 sqft unit at $2.8M in March at $1,782 psf, the highest print on record.
Eyeing a stack? We pull the latest transactions before you offer, honest advice, no pressure. WhatsApp us
The size ladder, priced at the $1,626 psf median:
2-bedders, 980 to 1,378 sqft, with a private-enclosed-space variant at the top of that range: about $1.59M to $2.24M.
3-bedders, 1,227 to 1,367 sqft with a study, 3 baths: about $2.00M to $2.22M. One outsized 3-bedroom runs to 2,992 sqft with 5 baths, a different tier.
4-bedders, 1,518 to 1,615 sqft with a study, 3 to 4 baths: about $2.47M to $2.63M.
There is no shoebox format in the ladder. The smallest 2-bedder starts at 980 sqft, and the study units through the 3 and 4-bedroom bands add real storage, a lineup built for households who need the room.
Supply: the Bedok Reservoir subzone holds 8 projects totalling about 3,689 units, and nothing has completed here since Waterfront Isle and Archipelago in 2015. Newer District 16 launches like Bagnall Haus, Sceneca Residence and Sky Eden @ Bedok sit elsewhere in the district and price at new-launch levels well above this row.
Demand: Bedok town holds about 35,463 four-room, five-room and executive HDB flats past their Minimum Occupation Period, one of the larger upgrader pools in the east. Over the last 12 months the median Bedok 4-room resale sold for $600,000 and the median 5-room for $780,000, covering roughly 30% to 39% of a 3-bedder’s quantum here, a top-up move, not a straight swap.
Rental: tenancy is proven across every format, with 46 leases signed since January 2025, 27 for 3-bedders at a median $5,450, 9 for 4-bedders at $6,200, 10 for 2-bedders at $4,000. Gross yields run about 3.0% to 3.3%.
The honest take: this is the oldest of the modern reservoir cluster, so renovation budgets apply, and 80 years of lease from a 2007 start deserves a check against your exit year. There is no small-quantum entry point here, with prices starting near $1.6M. Our rental yield guide covers the letting math, and the URA Master Plan shows what is coming to the wider Bedok corridor.
HDB upgraders who want reservoir frontage and family space in one move, families balloting for Damai, Fengshan, Red Swastika or Yu Neng, and buyers who want the original of the row at a discount to Waterfront Key. Owner-investors get a rental base across all 3 bedroom formats.
Buyers who need a small quantum, a 1-bedroom, or a newer launch are better served by Bagnall Haus, Sceneca Residence or Vela Bay, outside this pocket and priced accordingly. For everyone else weighing the reservoir row itself, Waves is the founding estate, and the 6% spread to its siblings says the market still treats it that way.
Thinking about Waterfront Waves?
Before you offer, speak to us. We will run the stack you are eyeing against the latest transactions and give you an honest read, no pressure either way. WhatsApp us
Waterfront Waves has 4 blocks of 15 storeys.
Waterfront Waves rises 15 storeys across 4 blocks.
Waterfront Waves has 405 residential units.
Waterfront Waves offers 2 Bedroom (969 to 1,001 sqft), 3 Bedroom (1,249 to 1,421 sqft), 4 Bedroom (1,475 to 2,992 sqft).
The floor plans we hold for Waterfront Waves are shown on this page. For the full set, a specific stack, or an unblocked-facing recommendation, WhatsApp us and we’ll send them over.
Waterfront Waves sits on a site of about 19,239 sqm (roughly 207,100 sqft).
Waterfront Waves is 99-year leasehold (lease from Oct 2007).
No, Waterfront Waves is a 99-year leasehold development (lease from Oct 2007).
Waterfront Waves is developed by Frasers Property (FCL Peak).
Waterfront Waves is at 760 Bedok Reservoir Road, Singapore 479245 – about 300m from Bedok Reservoir MRT (DT30).
Waterfront Waves is in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive), in the Outside Central Region (OCR).
The nearest MRT is Bedok Reservoir (DT30), about 300m away.
Schools within 1km of Waterfront Waves: Damai Primary School, Fengshan Primary School, Red Swastika School, Yu Neng Primary School.
Primary schools within 2km of Waterfront Waves: Damai Primary School, Fengshan Primary School, Red Swastika School, Yu Neng Primary School, Bedok Green Primary School, Junyuan Primary School, St. Anthony’s Canossian Primary School and St. Hilda’s Primary School. Of these, Damai Primary School, Fengshan Primary School, Red Swastika School and Yu Neng Primary School fall inside the 1km P1 registration radius. Secondary options nearby include Damai Secondary School, Bedok Green Secondary School, St Anthony’s Canossian Secondary School and Springfield Secondary School.
Shopping malls within about 2km of Waterfront Waves include Pinery Mall, Djitsun Mall Bedok and Bedok Mall.
Yes – parks within about 2km of Waterfront Waves include Kaki Bukit Garden Residents’ Park, Bedok Town Park, Kaki Bukit Neighbourhood Park, Bedok Reservoir Park and Bloom Leisure Park.
Based on transactions in the last 12 months, PSF ranges from about $1,562 to $1,782.
Based on recent transactions, 2 Bedroom units start from about $1.42M, 3 Bedrooms from about $1.95M, 4 Bedrooms from about $2.28M.
Waterfront Waves has seen average rental yields of about 3.0% based on recent transactions, and the nearest MRT, Bedok Reservoir (DT30), is about 300m away. As with any OCR project, your entry price matters more than the address – speak to us for a detailed breakdown before committing.
Waterfront Waves is a good fit for school-focused families – Damai Primary School, Fengshan Primary School, Red Swastika School, Yu Neng Primary School are within 1km.
Waterfront Waves is a 99-year leasehold condominium in District 16 developed by Fcl Peak Pte Ltd, comprising 405 units across 4 blocks. It obtained TOP in 2011.
Waterfront Waves obtained TOP in 2011.
Waterfront Waves is fully completed – TOP was obtained in 2011. Units are now available on the resale market.
Yes. Foreigners can buy Waterfront Waves because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
Waterfront Waves is a completed development, so there is no showflat. Viewings of available resale units can be arranged with our sales team.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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